Survival of the Smallest: The Sevenoaks Tenants Estate Author(s): Aileen Reid Source: Architectural History , 2001, Vol. 44, Essays in Architectural History Presented to John Newman (2001), pp. 401-410 Published by: SAHGB Publications Limited Stable URL: https://www.jstor.org/stable/1568770 JSTOR is a not-for-profit service that helps scholars, researchers, and students discover, use, and build upon a wide range of content in a trusted digital archive. We use information technology and tools to increase productivity and facilitate new forms of scholarship. For more information about JSTOR, please contact support@jstor.org. Your use of the JSTOR archive indicates your acceptance of the Terms & Conditions of Use, available at https://about.jstor.org/terms is collaborating with JSTOR to digitize, preserve and extend access to Architectural History This content downloaded from 86.176.231.23 on Thu, 15 Oct 2020 13:27:05 UTC All use subject to https://about.jstor.org/terms Survival of the Smallest: The Sevenoaks Tenants Estate by AILEEN REID Among the many architectural splendours of Sevenoaks, it would be easy to overlook the Sevenoaks Tenants estate. The houses are small and unpretending, varying in manner from ordinary 'Edwardian urban vernacular' to low-key arts-and-crafts. They are also spread out over a wide area, from the centre of the town to the villages of Shoreham and Kemsing to the north and Sevenoaks Weald to the south, and so do not form what we would immediately recognize as an 'estate'. Yet, in their way, these houses are as remarkable as Knole or Ightham Mote. They are the last 'working' survivors of a housing movement that before the First World War aspired to transform not just the way housing was provided for the working classes, but also the way they lived, and by extension, wider society beyond.' The story of that movement- co-partnership housing- its background in the Co-operative and co-partnership labour movements, and its relationship with the garden city movement, is beyond the scope of this essay, but its key features may be summarized briefly: houses for rent would be built by a limited-dividend company (or society), in which the tenants would be members (or shareholders). Tenants would also receive a dividend, usually in the form of shares, on their rent from the society's surplus. This organization was part of the wider social aim of resolving differences between capitalists/landlords and workers/tenants that was further expressed in the attempt to develop a social identity on the estates infused with the nineteenth-century Liberal credo of rights and duties, self-improvement and self-help. By 1903, when Sevenoaks Tenants Ltd was founded, the movement was still in its infancy. In the 188os and 189os a series of small estates, most ofjust a few houses or flats, had been built around London by the Tenant Co-operators Ltd, and in 19ol a more ambitious scheme, Ealing Tenants Ltd, was started in north Ealing; it was this estate that became, after Raymond Unwin supplied a plan for its extension in 1906, Brentham Garden Suburb. Under the guidance of Henry Vivian, a co-partnership evangelist and future Liberal MP, Brentham developed the community spirit, via communal recreational, educational and sporting activities, that eluded the Tenant Co-operators, whose estates were too spread out for much collective identity to emerge. Vivian, delighted though he was by the success of Brentham, was keen to see the principle extended and wrote about it in any publication that showed the slightest interest. One publication that could always be counted on to report enthusiastic housing initiatives was the Daily News, whose proprietor, George Cadbur This content downloaded from 86.176.231.23 on Thu, 15 Oct 2020 13:27:05 UTC All use subject to https://about.jstor.org/terms 402 ARCHITECTURAL HISTORY 44: 2001 Bournville, done so much to infuse the concept of th social aspirations. It was a glowing tribute to the Ealin by March 19033 had brought about 'a series of con resulted in the launching of the Sevenoaks Tenants Ltd Many of the people involved in those meetings wer Co-operative Society, formed in 1896,' which by 1903 and extensive premises in Sevenoaks High Street. Fro taking an interest in the housing questions, urgin housing question' from the local council and wealthy p Sevenoaks Tenants Ltd was organized very much Prospective tenants had to buy (5- or (Io-worth of this up to ?5o. Five per cent interest was paid on share loans) had been paid, and money had been added to a si had been paid would the tenants receive a dividend on the society was Fred Hooker, a Liberal member of Council since 1895, and secretary of the Co-op since 1 operative Society's offices in the High Street that Seve several years.8 Founding a tenants' society was one thing, but it too practical plan to get the houses built. One of the grea finding land unburdened by restrictive covenants, pre and some commercial uses. The Tenants' society was h development was to be purely residential, most Se ensure the 'good tone' of a newly-built district an freehold, were sold with a covenant stipulating a minim on the land.9 This minimum was usually 500oo, which rent to working-class and lower middle-class tenants. A breakthrough came in 1904 when Laura Gilchrist Thompson, patron and vicar of the parish of Kipping town centre, made available nearly two acres of land, on the north side of St Botolph's Road, near Seven were old friends of co-operation," and typical of the partnership. Percy Thompson was a councillor on Council and '.. . a Liberal Churchman ... unconventional and with definite and pronounced views frequently in conflict with those held by many o friends . . .'12 One with whom his views were apparently not in conflict w Liberal councillor, co-operator and JP, Francis Swanzy, a wealthy 'Africa and resident for many years in Thompson's parish. Swanzy had bee supporter of the Sevenoaks Co-operative Society and fulfilled a similar r Tenants Ltd until his death in 1920; it was probably he who furnished th k700 founding capital.13 This money enabled the society to get building in 1904, and by Januar first twenty-five houses had been built and tenanted.14 There was little most of those that the Society built on Mrs Thompson's land what Botolph's Avenue from speculative houses of the time aimed at wor This content downloaded from 86.176.231.23 on Thu, 15 Oct 2020 13:27:05 UTC All use subject to https://about.jstor.org/terms SURVIVAL OF THE SMALLEST 403 .......... ....7 .. . Fig. i. Sevenoaks: St Botolph's Avenue, north side (19o5-o6) tenants. The first three were built for the society by a c that appears at first sight to be one house, with a central doors for the two outer houses in the side walls. By the close links with the original co-partnership estate in Ealin able to follow Ealing's example and employ direct labour with Fred Watts from Ealing Tenants Ltd acting as cl themselves, the society saved, it was estimated, around tw The rest of the houses in St Botolph's Avenue were first three: two facing terraces with red brick walls and w the first floor, and a tiled canopy over canted bays a accommodation included three bedrooms, kitchen, p bathroom. Although it apparently had no trouble letting entirely happy with some aspects of the houses: the shap houses on the north side had very small back gardens, an was more than some members could afford. It was partl that they gladly took up the offer of more land late in 19 was nearing completion. The benefactor this time was Francis Swanzy, and the 'e two acres and three-quarters, more substantial than t This content downloaded from 86.176.231.23 on Thu, 15 Oct 2020 13:27:05 UTC All use subject to https://about.jstor.org/terms 404 ARCHITECTURAL HISTORY 44: 2001 location of the long one-sided street that became Holy Holyoake (1817-1906), the Owenite 'father' of co-p land falling away from Oak Hill Road towards the ra City men', that is clerks, since the rentals of the hou and it was even closer to the station than the St Boto wooded with oaks and chestnuts, and it was proposed the houses and Oak Hill Road as a 'recreation ground' steep that it is hard to imagine that the tenants could A more plausible reason for keeping the trees was po was a certain class prejudice existing for a time, inhabitants of Oak Hill, and resentment was shown to close proximity to fashionable villadom . . ."' They w stated, by 'the picturesque appearance of the cottage between the average monotonous row of workmen's and diversified exteriors of Holyoake Terrace.'19 It is certainly true that there is much greater variet than those in St Botolph's - which might well be was partly because of the unusual site; as well as fall Holyoake Terrace has a gentle slope that falls and rises straight terrace was not an option. The result is a mix all brick, some part-brick and part-render, some of some with oriel windows, some with bays (Figs 2 & 3 One possible reason for the move away from 'mo partnership tenant-housing was evolving, and esp becoming ever-more closely enmeshed with the gard 1905 an advisory body, the Co-partnership Tenant up specifically to promote co-partnership housin consulting architect. Unwin had already produced th Garden City, in 1903, and in 1905 he produced that Here perhaps is the key to why co-partnership housin history of the garden-city movement - more than h and three-quarters of those at Hampstead Garden Sub War were built by co-partnership housing societ Sevenoaks.20 It is complicated by the fact that Unwin the co-partnership housing movement and in Se incorporating many of his typical planning features, for Ealing Tenants estate, thereby transforming it into before this, however, it was announced that 'the S engaging the services of Mr Raymond Unwin, th planning not only Garden City in general ... but a scheme.'21 So whatever happened to Sevenoaks Garden Suburb? of the piecemeal land acquisition. The nature of the small patches of donated land, meant there was li community-building or 'place-making' in the mod This content downloaded from 86.176.231.23 on Thu, 15 Oct 2020 13:27:05 UTC All use subject to https://about.jstor.org/terms SURVIVAL OF THE SMALLEST 405 5f N7 ... ... . .... ?MVPIN! Fig. 2. Sevenoaks: Holyoake Terrace, looking south (i 9o6-o7) Garden Suburb, or even Brentham. It seems unlikely that Unwin fulfilled anything beyond an advisory role in planning Sevenoaks, and the appearance of the houses, and the surviving drawings, does not suggest Unwin's hand. This failure to engage with the cutting-edge planning developments at Letchworth, Hampstead and Brentham did not prevent the Sevenoaks society from expanding. By the end of 1907 the Holyoake Terrace and St Botolph's estates were complete and tenanted, with thirty-four and twenty-five houses respectively, and villagers at Kemsing to the north and Sevenoaks Weald to the south had asked for Swanzy and Hooker to meet them to discuss building cottages there.22 The spur to this enthusiasm in the villages was the 1907 Smallholdings and Allotments Act which empowered county councils to let at favourable rates land for the creation of smallholdings and allotments, and also associated housing, to 'profit-restricted societies' (i.e. co- partnerships or co-operatives).23 In the event nothing happened at Sevenoaks Weald and Kemsing until 1910, but meantime a social life was evolving on the original estate. Swanzy gave regular summer parties on a field near Holyoake Terrace, and paid for a meeting room, the Holyoake Room, at Holyoake Terrace, which became (and remains) the office of Sevenoaks This content downloaded from 86.176.231.23 on Thu, 15 Oct 2020 13:27:05 UTC All use subject to https://about.jstor.org/terms xii !': ?" . f ? si!: ?:x.....: x...... NI %. :::..,,? :i I: V ....-.'..:.::-::, 'iC .. il:? ......M % . .............L. :" . -K ""M O .i ! ...?. !.... . ..,,,,,,,,.:: .......... ..... "ii!!i'''":. . iii : ;? . . : . . ." ...7f:;..... ...... I. ............ .. . .: . ..... ? : .... :, ,: " / :: , . . .? . ... ,,'M ? ,i!.;... ;.".. f ;i" c~i .:;;!i:.i'iG :::,.......... ,M. . ,'.j. .... .... ";' ....... ":' ....... : " " ii . " N:X.:. : .;iiW ..... ....:.,,:l ;;i 4 i: :M ' i .. .! ~ . .. .. ''.m :. .. .,.,H ... .. , .. ? ..................... ............... N .. i ":?:':":i ... . ? .. . ..... :.. N.., ?X. N. Fig. 3. Sevenoaks: ground plan, section & elevationf29-32 Ho This content downloaded from 86.176.231.23 on Thu, 15 Oct 2020 13:27:05 UTC All use subject to https://about.jstor.org/terms SURVIVAL OF THE SMALLEST 407 ............ ........ .... ..l:::: ? ..... ......................... ............ .. .... . ... ... ......... . . ..... .. Ilk~: ?? ..... .... .... . . . . . . ... .. . . .. .... .. .. . . . . . .. . . .. . .. ...... .. ....i . . .. . . .......... ::- ......... .... , ?" . . .. . . . . ? ? ,,a - ri ........ .... .... . .. . ... , :. " . .... . :. . ........... 11 14'.. -: 't ** T Fig. 4. Sevenoaks Weald: Garden Suburb Archives designs Trust, L Tenants Ltd. An annual co park was built.24 By 1910, greatly, one manifestation partnership societies. It Tenants Ltd, also began to architectural design, when assistant. Stewart was a yo Tenants Ltd in 1909.25 H Lord Rowallan) develop th with its grids of streets a monotony that Unwin hop different, for he had trav the forefront of developm on the subject.26 It is fair Farm' built for the Society year at Sevenoaks Weald (F The houses at the Weald Colonel and Mrs J. M. Ro the Society, and for co-pa solve the problem of rura working-class commuters.2 Prudence and Patience Co This content downloaded from 86.176.231.23 on Thu, 15 Oct 2020 13:27:05 UTC All use subject to https://about.jstor.org/terms 408 ARCHITECTURAL HISTORY 44: 2001 chapel, replacing some mid-nineteenth-century sin was more self-consciously rural and picturesque than society, especially Patience Cottages, with jettied tim roof and rear dormers, tile-hanging and small-pane ca 4s. 6d. to 5s. per week, they were among the cheapes country, and genuinely addressed the problem of affor other co-partnership societies - and indeed local auth The success of the Sevenoaks Weald experiment is per to extend the rural housing programme to the neigh Shoreham. At Kemsing it was again Colonel and Mrs R the necessary land, and five cottages, of three bedroom built there.30 The final houses were a terrace of five Street, Shoreham.3" These are far less obviously pictur Stewart had left Co-partnership Tenants for a job as a Local Government Board, at around the same time th to the Board. The Shoreham cottages were completed in 1915, the year that shortage of labour and materials called a halt to building on all the co-partnership estates. By this time th Co-partnership Tenants Ltd consisted of fourteen estates (another forty or so were no federated) and had built property worth f2 million.32 Sevenoaks Tenants, although the second estate founded, was one of the smallest, with eighty-nine houses on six separate sites. It was this feature that meant that Sevenoaks never developed as a garde suburb community as for example had Brentham, Hampstead, Fallings Park (Wolver hampton) and Burnage (Manchester), with extensive leisure and educational facilities But it is also perhaps what allowed Sevenoaks Tenants Ltd to survive the collapse of co-partnership housing which was more or less total by the time World War Tw broke out. The co-partnership system never really recovered from the First World War and the subsequent take-over by the local authorities of some of its remit. The tenants rarely succeeded in buying out the outside investors, and power and money became centralized in Co-partnership Tenants Ltd. Most societies began buildin houses to sell in the 1920s, and were privatized in the 1930s. How Sevenoaks Tenants Ltd survived this33 will not be revealed fully until th current committee sees fit to make the Society's records available to researchers, but seems likely that the small scale of the operation, and the generosity of benefactor such as Swanzy, the Thompsons and the Rogerses, did in time allow the tenants to gain control of the society by buying out such outside investors as there were. The results are clear today, in that the Sevenoaks houses have retained a sense of communit (the committee is determined to keep the society as a 'mutual') and collective design for example, a uniform treatment of such features as windows and render - that has long gone from Hampstead Garden Suburb and, most notably, from Letchworth Perhaps such low-key grass roots endeavours have as much to teach us, preoccupied as we are at the beginning of the twenty-first century with problems of housing and rural and urban development, as the grander planning visions that were spawned in the las century by the garden-city movement that so eclipsed co-partnership housing. This content downloaded from 86.176.231.23 on Thu, 15 Oct 2020 13:27:05 UTC All use subject to https://about.jstor.org/terms SURVIVAL OF THE SMALLEST 409 ACKNOWLEDGMENTS I would like to thank Roz Archer for her kind assistance and Sevenoaks Library and Croydon Central Library, Dr Ann Saunde Suburb Archives Trust and the tenants of the Sevenoaks Tenants' Taylor. NOTES Abbreviations LCP Labour Copartnership (the journal of the Labour Association/Labour Co 1894-1906) CP Co-Partnership (the journal of the Labour Co-Partnership Association, 190 CAS Croydon Archive Services, Croydon Central Library CSCS Committee of the Sevenoaks Co-Operative Society I The best sources of information on co-partnership labour and housing are Labour C known as Co-Partnership from 1907), the journal of the Labour Association ( partnership Association from 1901oi), and the records of the Labour Association University of Warwick). Other essential sources are E. G. Culpin, The Garden Ci (London, 1913); K. J. Skilleter, 'The role of public utility societies in early British to reform, 1901-36', Planning Perspectives, VIII (1993), pp. 125-65; Johnston Birchal and the garden city movement', Planning Perspectives, x (1995), pp. 329-58; andJo the co-partnership way', Town and Country Planning, LXIV/I2 (December 1 information is also to be found in the four long essays that make up A. Sutcliffe (ed The Formative Years (Leicester, 1981); and A. Reid, Brentham: A History of the Pione (London, 2000). 2 'Co-operation in housing: interesting experiment - every man his neighbour's December 1902. 3 '.. . that the use of the committee room be offered to the newly formed com Tenants Ltd for their meetings', Meeting of 6 March 1903, Minute book 3 of the 4 LCP, xii (January 1906), p. Ii. 5 Meeting of a provisional committee of Sevenoaks Co-operative Society, 6 Decem of the CSCS (CAS 390/40). 6 In June 1898 the committee had written to Laura Gilchrist Thompson, wife of Vicar of Kippington, expressing their satisfaction 'that there is a possibility of Mrs for the purpose of providing for the erection of working class dwellings, and begs their deep appreciation of such an act of social duty, and trust that nothing may accomplishment of so worthy an aim and the supply of so pressing a need', Meeti book I of the CSCS (CAS 390/40); in October 1898 the committee had written the Sevenoaks Urban District Council 'urging him to adhere to his proposal w Question', Meeting of 7 October 1898, Minute book I of the CSCS (CAS 3 committee had written to the Housing of the Working Classes Committee of the Co to pursue the idea of erecting cottages, even if the rent were as high as 8s. a week, a there would be no difficulty in finding tenants', Meeting of 18 May 1900, Minut 390/41). 7 Minutes of meeting of 29 March 19ol, congratulating Hooker on 'his work working classes of this town', Minute book 2 of the CSCS (CAS 390/41); see also (Sevenoaks, 1904). 8 LCP, x (October 1904), p. 154. 9 Sybella Gurney, 'Co-operative housing', LCP, xi (July 1905), p. 106. io LCP, xii (Jan 1906), p. II; see also n. 6. II Percy Thompson had, with Frank Swanzy, underwritten the Sevenoaks Co-ope days - Minute book I of the CSCS (CAS 390/40), passim. This content downloaded from 86.176.231.23 on Thu, 15 Oct 2020 13:27:05 UTC All use subject to https://about.jstor.org/terms 410 ARCHITECTURAL HISTORY 44: 2001 I2 Obituary of Canon H. Percy Thompson in Sevenoaks Chronicle Who (London, 1932), p. 3190. 13 Obituary of Francis Swanzy in Sevenoaks Chronicle and Cou portrait of town benefactor', Sevenoaks News, 26 February 1970. 14 LCP, xii (January 1906), p. ii. 15 Reid, Brentham, p. 75; Richard White, secretary of Ealing Tena houses. 16 'Co-partnership tenant societies', LCP, xi (November 1905), p. 179. 17 LCP, xii (January 1906), p. ii. 18 'The Sevenoaks Tenants Ltd', CP, XIII (May 1907), p. 75. 19 Ibid. 20 Reid, Brentham, p. 56. 21 'Co-partnership in housing', LCP, xii (April 1906), p. 59. 22 CP, XIIi (October 1907), p. 160; (November 1907), p. 174; (December 1907), p. 192. 23 'Conference at 6 Bloomsbury Square', CP, xiv (March 1908), p. 44. 24 'News from estates: Sevenoaks', CP, xv (January 1909), p. 3 1. 25 RIBA nomination papers for election of Harry Sinclair Stewart as Licentiate (vi5 no. O1026; elected 20 March 1911) and Associate (v2o no. 2291; elected 4 March 1912); see also Who's Who in Architecture (London, 1914). 26 Stewart cited the Westminster Gazette, Manchester Guardian, Glasgow Herald and Garden Cities and Town Planning in his LRIBA nomination papers, loc. cit.; between 1909 and 1912 he also wrote a number of articles in Co-partnership, including a review of Unwin's Town Planning in Practice (CP, xv [October 1909], pp. 152-53). 27 CP, xvI (November 1910), pp. 176, 179; 'From Bloomsbury to Sevenoaks', CP, xviii (September 1912), p. 139; glass lantern slide of a lost sheet of plans, sections and elevations of five cottages for Sevenoaks Tenants Ltd, signed H.S.S., dated April 191o, Hampstead Garden Suburb Archives Trust, London Metropolitan Archives (Acc/3816/02/03/00oo9). 28 CP, xvI (June 1910), p. 95. 29 CP, xvi (October 1910), pp. 152, 16o. 30 CP, xviii (November 1912), p. 173; CP, xviII (December 1912), pp. 191-92; CP, xix (March 1913), P. 44. 31 CP, xix (April 1914), p. 60. 32 See Culpin, op. cit., and CP, xxi (1915), passim. 33 The survival has not been total as the society had to sell off five houses- Morne Cottages in Shoreham in 1981 (information from current resident of Morne Cottages). 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